Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

I deliver rentals before guest arrive and then pickup once they depart.  

@Brian Tran The realtor we recently used advised my wife and I to hand write a letter to the seller because we delivered a low ball offer.

She (the current owner) agreed to sell to us instead and let us deal with them because we can deliver a down payment immediately and she wants to move on to a new town ASAP.It's possible I'm just not getting my head around it, but all those conditions make it sound like this deal is basically-She owner finances to us while we owner finance to them and I can't figure out how to structure that so that everybody (I mean especially us, but still everybody) wins.Please take pity on my poor tired brain. 

You pay the post office to deliver your letter.

Tenant refuses to sign a new rental agreement (lease extension) with terms that are substantially identical to the tenant's current agreement, including a rental amount that is the same as the current agreement or in a reasonably increased amount, so long as the new rental agreement is delivered/offered to the tenant at least thirty (30) days before the end of the current lease term.Well, well, well. here we are at the section that basically is a back door to rent control. 

So if something like this happened to me, I would do the following immediately.Send/deliver a letter to the "buyer" (with proof of delivery) advising that the contract is void due to his fraud in the inducement (cash buyer without cash); that I am preparing to file a lawsuit for slander of title (and other causes of action) and pursuing compensatory as well as punitive damages; and that unless the cloud is removed within X days, I am contacting the attorney general of the state as well as the real estate commission to report the fraud.If the cloud was not timely removed, I would hire an attorney and do exactly what I said I was going to do.

Even with shelter in place it looks like some supplies can be delivered. 

It finally got delivered around midnight. 

In 2016, we just delivered baby #3 and the markets were booming - we were also outgrowing our home and wanted more space.